MN-163653
8852 County Road 156
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Roseau County, Minnesota. Lake country cabin lots north, prime tillable ground south.
View Roseau market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $21,509 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-753694 Paved · Full utilities | 9.4 | Oct 2, 2025 | $56,700 | 6,004 | 3,167 | 1.1 mi | 81 |
| MN-733226 Landlocked · Full utilities | 6.7 | Jul 27, 2026 | $32,200 | 4,783 | 4,138 | 3.5 mi | 81 |
| MN-434375 Dirt · Power at road | 15.5 | Jul 27, 2026 | $75,100 | 4,860 | 4,342 | 8.6 mi | 77 |
| MN-384667 Dirt · Power at road | 19.1 | Jul 27, 2026 | $65,600 | 3,433 | 3,144 | 5.0 mi | 77 |
| MN-253352 Paved · Power at road | 7.4 | Jul 4, 2024 | $63,200 | 8,577 | 5,699 | 3.1 mi | 75 |
| MN-873328 Paved · Off grid | 7.2 | Sep 20, 2024 | $46,000 | 6,353 | 4,920 | 2.7 mi | 73 |
| MN-203166 Landlocked · Power at road | 6.4 | Feb 28, 2025 | $20,200 | 3,136 | 3,497 | 3.7 mi | 70 |
| MN-444954 Paved · Power at road | 23.5 | Apr 5, 2026 | $185,400 | 7,881 | 5,478 | 3.0 mi | 70 |
| MN-412313 Paved · Full utilities | 3.5 | Mar 1, 2025 | $30,800 | 8,886 | 4,553 | 3.1 mi | 63 |
| MN-195144 Gravel · Power at road | 27.0 | Jul 30, 2025 | $173,200 | 6,419 | 5,522 | 4.7 mi | 63 |
Show adjustment detail for the top comp
- Access (Paved → Dirt)-27.1%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (10 mo)+3.7%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.